We are due to move home in May. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Locks Heath. Conveyancing solicitor was organised prior to coming across your site.
On the afternoon of completion you will need to pick up the keys from the selling agent but this should only happen once the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. After that you will need to advise the removal company that they can start moving you in. We do not suggest a particular removal company but can assist you in choosing a conveyancing in Locks Heath or a solicitor with expertise in conveyancing in Locks Heath.
Is it the case that all Locks Heath CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I recently had an offer accepted on a house in Locks Heath. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the lawyer called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the number one reason for stalling in Locks Heath conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Locks Heath.
How does conveyancing in Locks Heath differ for newly converted properties?
Most buyers of new build property in Locks Heath approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Locks Heath typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Locks Heath or who has acted in the same development.
Given that I will soon spend £400,000 on a property in Locks Heath I would like to have a conversation with the lawyer regarding theconveyancing ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your conveyancing in Locks Heath.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Locks Heath should be the figure that you are charged.
As co-executor for the will of my grandfather I am selling a property in Swansea but reside in Locks Heath. My conveyancer (based 235 kilometers awayneeds me to sign a stat dec before completion. Can you recommend a conveyancing lawyer in Locks Heath who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Locks Heath based
Should one remove a deceased person's details from the title register for a house in Locks Heath?
Where a Locks Heath property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale you would just be asked to evidence why the joint owner is not included in the transfer, ordinarily this is in the form of a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you can apply to have the deceased party erased from the title entries by applying to HM Land Registry with proof of the death. There is no charge from the Registry for this service.